The URL can be used to link to this page

Home My WebLink AboutSTAFF REPORT Amended Development Plan Black Canyon Resort 800 MacGrevor Ave 2018-11-13 COMMUNITY DEVELOPMENT Staff Report To:Estes Valley Planning Commission From:Robin Becker–Planner I Date:November 13, 2018 RE:DevelopmentPlanAmendment–Black Canyon Inn Applicant Request: Approval of a Development Plan for a project consisting of commercial and accommodation uses. Planning Commission Objectives: 1. Review for compliance with the Estes Valley Development Code (EVDC); 2. Conduct a public hearing to consider applicant’s testimony, public comment, and Town staff’s findings and analysis; and 3. Approveor denythe Development Plan application. Location: 800MacGregorAve. 11,north ofE. WonderviewAve. and east of MacGregorAve., legally described asLot 2, Amended and Restate Black Canyon Inn Minor Subdivision. Vicinity Map:See Attachment #1 Owner/Applicant:Black Canyon Resort, LLC Applicant’s Representative:Cornerstone Engineering & Surveying Inc.-Jes Reetz Project Description: Present Situation:The subject property is 4.047acres in size and ismainlyundeveloped. The site is zoned A(Accommodations). Proposal: Development of a150-seat wedding venueat 11,900square feet, onemotel-style accommodationsbuildingat 7,100square feet,and 8 condo-style accommodation units. The wedding venue will be accessory to theprincipal accommodations use.The wedding venue is proposed to be over the allowed 1,000 square feet per EVDC §5.2.D.4, “Maximum Building or Structure Size for Nonresidential Uses”.See Variances. Variances: Per EVDC§5.2.D.4 “Maximum Building or Structure Size for Nonresidential Uses”, free standing accessory buildings and structures shall not be larger than one-thousand (1,000) square feet of gross floor area. A variancehas been scheduled for reviewby the Board of Adjustment on December 4, 2018 to allow the accessory use(wedding venue) to exceed the allowed 1,000 square feet. Currently the code does not allow an accessory structure to be over 1000 square feet. Site Data Table: Consultant:Jes Reetz,Cornerstone Engineering Parcel Number:3524473002Development Area:4.047acres Existing Land Use:Residential BuildingProposed Land Use: Commercial and and mainly undevelopedAccommodations Zoning Designation:A,Accommodations Adjacent Zoning: East: E-1, EstateNorth: R, Residential West:A,AccommodationsSouth: RM,Residential Multifamily, A, Accommodations Adjacent Land Uses: East: Black Canyon HillsAddition,Single-North: MacGregor Ranchand open space Family Residences West: Lodges at Black Canyon Inn South: Meyers addition, Ridgeview Condos, Meyers Addition 1970 Division, Condos, and Single-Family Residences Condo andSingle-Family Residences Services: Water: Town of Estes ParkSewer: Estes Park Sanitation District Review Criteria: Depending upon the complexity of the project, this section may be a brief summary of the standards of review or may involve a more detailed analysis of the standards based upon issues relevant to any particular project. 1.Buildings and Lots.Two main buildings (wedding venue and motel-style accommodation building)areproposedalong with eightcondo-style accommodation units.The accommodation and wedding venue buildingsare proposed to be two levels. The eight accommodation units are proposed to be two levels as well.The buildingsand site meet height restrictions, lot coverage, and setback requirements. th The applicantmet with many of the neighbors on August 302018,the result of this meeting was the removal of a third floor in the 14-unit accommodation building. This will result inminor obstruction of range views. Notethat views are not protected within the EVDC, therefore thereduction in height was voluntary on behalf of the applicant. 2.Landscaping.The project is required to plant aminimum of one(1) tree for each forty (40) lineal feet of street frontage and one (1) shrub for each fifteen (15) lineal feet of street frontage. Theapplicant exceeds this requirement. A minimum buffer of 8 evergreen trees and 11 shrubs per 100 linear feet of district boundary between residential and accommodation/commercialzoning is required. The northern boundary buffer requirement has been met. The western boundary buffer requirement has been met. The eastern boundary buffer requirement has been met. Page 2of 5 Planning Commission, November13, 2018 Black Canyon Inn AmendedDevelopment Plan 3.Water.Water is to be provided by the Town of Estes Park Water Division. The Division has outlined numerous requirements for the development, some of which have been addressed by the applicant on theDevelopment Plan, and some of which are applicable to construction and the building permit stage. 4.Fire Protection. Estes Valley Fire Protection District provided comments regarding hydrants,egress,and approach.Applicable comments at this stage have been addressed with the Development Plan, other comments regarding egress, alarms and fire protection system plans will be addressed at the building permit stage. 5.Electric.Electric service is to be provided by the Town of Estes Park Light and Power Division. The Division’s requirements have been met. 6.Sanitary Sewer.The Estes Park Sanitation District, who will provide central sewer service to the proposed development, had comments pertaining to easement access, line locations, and cleanout locations. All comments have been addressed. 7.Stormwater Drainage.A drainage study was submitted, and reviewed by engineering staff with the Town of Estes Park Public Works Department. Public works has no objection. 8.Access.Access to the site is proposed to be a full-serviceaccess via MacGregorAve.A traffic impact study (TIS) was conducted for the project. The TIS evaluatedLevel of Service (LOS) impacts resulting from the proposed development.Improvements are proposed along the access route from MacGregor Ave. to the site. These improvements will match existing driveway grades. Three access easements exist to allow access through the Ridge View Condominiums, through Black Canyon Inn and through the Overlook Condominiums. Public works has no objection. 9.Sidewalk/Trail.The applicant has proposed an 8’ trail along MacGregor Ave.with pedestrian connections to both the wedding venue and the accommodations building. 10.Parking.The applicant has proposed 60 parking spaces per the table below. UseRequirementProvided High Intensity1 per guest room<750 sq. 17 Accommodationsft. or (14 rooms proposed) (EVDC 7.11)1 space per 3 employees (9 employees proposed) Commercial Recreation “All other” 1 per 200 Sq. 27 or entertainment Ft. establishment, Indoor7100 sq. ft. of total patron (EVDC 7.11)space proposed. 7130/200 =35.65 x 75%= 26.7 (27spaces) Resort Lodge/Cabins -(2) per cabin or guest 4 (EVDC 7.11)2 Future room Accommodation Units Page 3of 5 Planning Commission, November13, 2018 Black Canyon Inn AmendedDevelopment Plan Resort Lodge/Cabins -(2) per cabin or guest 8 (EVDC 7.11)Units 13-16room Resort Lodge/Cabins -(2) per cabin or guest 4 (EVDC 7.11)Units 11 & room 12 11.Outdoor Lighting.All lighting will be shielded and deflected down in compliance with EVDC §7.9. 12.Comprehensive Plan. This project conforms to goals and policies within the Comprehensive Plan. Specifically,as follows: Policy 2.4 Initiate planting programs to soften the visual impact of existing development. o Buildings that must be located in open areas should be clustered, designed and landscaped to blend into their surroundings to the maximum extent possible. o Removal of trees on steep slopes and ridgelines should be discouraged except as required for wildfire protection. Policy 3.1 Encourage infill of older coreareas in order to reduce infrastructure costs and to stabilize residential neighborhoods. Policy 7.1 Maintain a unique blend of businesses, residents and visitors, without negatively affecting the natural beauty of the Estes Valley. This proposed development is located in between the North End Planning Sub Area and the Downtown Planning Sub area, not quite in both. The proposed development has voluntarilybeen reduced in heightin a manner that attempts to protect neighboring views of the range, and recedes into the hillside.This coincides with the downtown land use goal of “the downtown area is intended to develop as a dominant commercial core, consisting of a variety of character districts”. The North End planning area with regard to MacGregor Ranch recommends cluster development patterns that should be utilized to enhance open space opportunities. This development meets these two goals. Public Notice: Written notice has been mailed to adjacent property owners in accordance with EVDC, Section 3.15 General Notice Provisions. A legal notice was published in the Estes Park Trail-Gazette and the application is posted on the Town’s “Current Applications” webpage. The applicant has also posted a“development proposal under review” sign on the property. Public Interest: Medium There is some opposition to the project from area residents, namely residents of the Black Canyon Hills Addition Subdivision.Overall design, traffic, pedestrian safety, and access are the main concerns expressed inletters of opposition. Page 4of 5 Planning Commission, November13, 2018 Black Canyon Inn AmendedDevelopment Plan Following meetings with the neighbors and Black Canyon Innproperty owner, some neighborhood support was received. All comments received are available at: www.estes.org/currentapplications Staff Findings: Based on the foregoing, staff finds: 1.The Planning Commission is the Decision Making Body for the Development Plan. Adequate public/private facilities are currently available to serve the proposed project. 2.The development plan is consistent with the recommendations of the Estes Valley Comprehensive Plan. 3.This request has been submitted to all applicable reviewing agency staff for consideration and comment. Concerns and issues that were raised have been addressed or will be addressed at time of building permit. Recommendation: Staff recommendsapproval of the Black Canyon Wedding Venue Development Planwith the conditionthat the applicant receivea variance from the Board of Adjustment for the size of the wedding venue. Sample motion: 1.I move to approvethe Black Canyon Wedding Venue Development Plan application according to findings of fact with findings and conditions recommended by Staff. 2.I move to continuethe Black Canyon Wedding Venue Development Plan application to the next regularly scheduled meeting, finding that … \[state reasons for continuing\]. 3.I move to deny theBlack Canyon Wedding VenueDevelopment Plan application, finding that … \[state findings for denial\]. Attachments: 1.Vicinity Map 2.Statement of Intent 3.Application 4.Development Plan Set 5.Building Elevations & Floorplans 6.Public Comments Page 5of 5 Planning Commission, November13, 2018 Black Canyon Inn AmendedDevelopment Plan Tiffu!Op; QMBO Tiffu!Ujumf; EE 2204103128 Jttvf;Ebuf; 305/2305/2 65(.1# EO DIBTF 2(7#y6(21# 9(.1# 21(.1#4(.1# 8(.22!405# E4(.1#4(.4#E 4(.1# 314 21(.1# SFG/!O 21(.1# E 7(.7# 34(.7!205#6!203# Fwfout!Cvjmejoh 21(.1# Cmbdl!Dbozpo!Sftpsu!MMD 8(.1#E FYJU 21(.1# CBMDPOZ 20B5/320B5/3 Mpu!3-!Cmbdl!Dbozpo!Joo!Ftuft!Qbsl!DP-!91628 41(.1# 313 58(.7# 43(.1# 311!TFBUT 7#!B/G/G/ CBMDPOZ DFSFNPOZDFSNPOZ 21(.1# E 8(.1# 21(.1# Dfsfnpoz!Gmpps 4027#!>!!!!2(.1# 7(.7#E 34(.7!205# 2 9(.1# 21(.1#4(.1# 323 E4(.1#4(.4#E 4(.1# 315 4(.1#8(.1# BW DIBTF 2(21#y6( 4(.1#8(.1#7(.1#9(.1# 321322 EO Mpohnpou-!Dpmpsbep!91615 3118!211Zs!Qbsuz!Du-!Tuf!$2 20B5/420B5/4 8(.3#8(.3# 21(.1# E 7(.1#7(.1#7(.1# 312311 FOUSZ IBMM 2(7#y5(9# B!!S!!D!!I!!J!!U!!F!!D!!U!!V!!S!!F!!!!!!Q!/!!D!/ DIBTF 34(.7# FMFW/ 4(.1#8(.1# CBTFE!PO!PUJT!4111 2(.6# 31: DPVOUFS0XBSESPCF6(.1# 3(.1# NFO 20B5/520B5/5 6(.1#E E 5(.1# 9(.1# CBTJT 8(.1# 4(.1# 4(.1#8(.1# 4(.1#317 cbt2t/dpn ª!! 318 319 :81/697/:251 Bsdijufduvsf-!Q/D/ 56(.7# 6(.1#6(.1# DIBTF 2(4#y2(6# E 3(.1# WBOJUZ XPNFO E5(.1# WBOJUZ 4(.1# SPPN CSJEF(T 3(.7#E 4(.1# 8(.1# 3(.7#E DIBTF4(y2(5# 33(.1# E4(.1# 4(.1# E 3(.7# 9(.1# CSJEF(T 23(.6!205#:(.7!405#:(.4!203#25(.3!203#8(.7!205# CBMDPOZ 7(.1# 316 30B5/530B5/5 4(.1#4(.1#7(.1#4(.1#4(.1#4(.1# EEE 21(.1#9(.1#7(.8!405#31(.1#31(.1# 20B5/1 20B5/2 Tiffu!Op; 20B5/1 20B5/2 QMBO Tiffu!Ujumf; SPDL PVUDSPQQJOH EE 2204103128 Jttvf;Ebuf; VQ QBUJPTUJFSFE UP!HSBEF 213 EEE 61(.1#E 22(.9# 9(.1# 5(.1#:(.1#5(.1#:(.1#5(.1#:(.1#27(.1#5(.1#:(.1# 21!203# DBLF PG UBCMF IPOPS 32(.1# 9(.1# 305/2305/2 25(.7# 212 HJGU0CVGGFU SFG/!O Fwfout!Cvjmejoh 6(.7#!UZQ/6(.1#!UZQ/4(.3#!UZQ/ 2(7#y6(.21# DIBTF QB 6(.7#!UZQ/ :(.1# Cmbdl!Dbozpo!Sftpsu!MMD E7(.7# 6(.1#9(.1# 221 3(.7# E :(.1# Mpu!3-!Cmbdl!Dbozpo!Joo!Ftuft!Qbsl!DP-!91628 :(.1# E7(.7# EFDL Cborvfu!Ibmm 4027#!>!!!!2(.1# 3(.7# 4:(.8# :(.1#E 2 9(.1# 20B5/320B5/3 25(.7# 211 )281!.!311!TFBUT* CBORVFU!IBMM 3(.7# :(.1#E :(.1# E7(.7# Mpohnpou-!Dpmpsbep!91615 3118!211Zs!Qbsuz!Du-!Tuf!$2 233(.1# 21: B!!S!!D!!I!!J!!U!!F!!D!!U!!V!!S!!F!!!!!!Q!/!!D!/ 6(.1#9(.1# 9(.8# 7(.8!405# 2(21#y6( DIBTF CBS DM HJGU0CVGGFU 6(.1# EO 2 2 2 # CBTJT 2231 . ( # 9 1 20B5/420B5/4 . ( cbt2t/dpn ª!! 4 :81/697/:251 Bsdijufduvsf-!Q/D/ 9(.1# 4(.7#8(.1# CBS TUPSBHF VQ 2(7#y5(9# JDF DIBTF 7(.6#6!203# 33(.21# 6!203# 4(.1#2#4(.1#2#6(.1!405# FMFW/ 4(.1#8(.1# CBTFE!PO!PUJT!4111 HMBTT SBDLT 214 5(.:!405#EJTI 20B5/520B5/5 2# :(.4!203#25(.3!203#7(.5!203#6(.4!405#22(.21#22(.21#8(.:#23(.22!205#22(.8# XPNFO 8(.1# 4(.1# 217 4(.22!203#4(.22!203#21(.1# G DIBTF 2(4#y2(6# 4(.1#8(.1# 218 NFO DIBTF4(y2(5# IPPET 41(.1#41(.1# LJUDIFO QSFQ0DPPL!MJOF DPPMFS NPQ 30B5/530B5/5 8(.1# 4(.1# 225 5(.1#8(.1# 224 GJSF SJTFS XPSL!UBCMF 4(.1#8(.1#5(.1#8(.1# 216215 9(.1#7(.8!405#51(.1#21(.1# 20B5/1 20B5/2 Tiffu!Op; TUPOFPVUDSPQQJOH TUBJST!UP!MPXFS!QBUJPUISPVHI!TUPOF!PVUDSPQQJOH FMFWBUJPOT OPUF;!BMM!FYUFSJPS!MJHIUJOH!UP!NFFU EBSL!TLZ!SFRVJSFNFOUT!QFS!FWED!8/:TQSFBE!DMBTT!PG!JJJ!)87.311*!PS!CFUUFS OPUF;!FYUFSJPS!TJEJOH!UP!IBWF!B!GMBNF Tiffu!Ujumf; EE MPH!BDDFOUT 2204103128 Jttvf;Ebuf; 9 23 QPSDI Tpvui!Fmfwbujpo 4027#!>!!!!2(.1# Fwfout!Cvjmejoh 2 Cmbdl!Dbozpo!Sftpsu!MMD Mpu!3-!Cmbdl!Dbozpo!Joo!Ftuft!Qbsl!DP-!91628 21 IPSJ\[/!TJEJOH-!UZQ/ 23 23 21 !MPH0UJNCFS!FOUSZ!SPPG Mpohnpou-!Dpmpsbep!91615 3118!211Zs!Qbsuz!Du-!Tuf!$2 B!!S!!D!!I!!J!!U!!F!!D!!U!!V!!S!!F!!!!!!Q!/!!D!/ WFSU/!XPPE!BDDFOU!TJEJOH CBTJT MPH0UJNCFS!FOUSZ!SPPG cbt2t/dpn ª!! :81/697/:251 Bsdijufduvsf-!Q/D/ 23 9 23 PYJEJ\[FE!NFUBM!SPPGT 9 LJUDIFO!QBSBQFU DFEBS!DIBOOFM!TJEJOH Xftu!Fmfwbujpo 4027#!>!!!!2(.1# 3 CSJEF(T!SPPN LJUDIFO!FOUSZ CSJEF(T!CBMDPOZ TIFE!SPPG PWFS!LJUDIFO DFEBS!DIBOOFM!TJEJOH TUPOF-!UZQ/ Tiffu!Op; FMFWBUJPOT Tiffu!Ujumf; MPH!BDDFOUT-!UZQ/ EE 2204103128 Jttvf;Ebuf; WFSU/!BDDFOU!TJEJOH 23 9 39(.21!405# Fwfout!Cvjmejoh UFSSBDFE!QBUJPTTUFQQJOH!EPXO!HSBEF Cmbdl!Dbozpo!Sftpsu!MMD IPSJ\[/!TJEJOH-!UZQ/ BMM!SBJMJOHNJO/!4(.7#!B/G/G/BMM!HBQT!=5#!UZQ/ Mpu!3-!Cmbdl!Dbozpo!Joo!Ftuft!Qbsl!DP-!91628 WFSU/!BDDFOU!TJEJOH Mpohnpou-!Dpmpsbep!91615 3118!211Zs!Qbsuz!Du-!Tuf!$2 B!!S!!D!!I!!J!!U!!F!!D!!U!!V!!S!!F!!!!!!Q!/!!D!/ DMBTT!B!DPNQ/!TIJOHMF!SPPG-!UZQ/!VOMFTT!PUIFSXJTF!OPUFE DFSFNPOZ!CBMDPOZ 23 5 CBTJT cbt2t/dpn ª!! CBORVFU!EFDL :81/697/:251 Bsdijufduvsf-!Q/D/ Opsui!Fmfwbujpo 4027#!>!!!!2(.1# 2 MPH0UJNCFS!FOUSZ!CFZPOE PYJEJ\[FE!NFUBM!SPPG!BU!FOUSZ Fbtu!Fmfwbujpo 4027#!>!!!!2(.1# 3